Most Lincoln Park homes have basements in clay, and many have detached garages on old slabs. That brings a common set of questions about cracks, steps, garage floors and walls. Some are minor fixes, and some need a structural engineer. The prices below are national figures published by HomeGuide for 2026, not our quotes.
Are cracks in my foundation serious or cosmetic?
Thin vertical cracks in a poured basement wall that do not leak are usually cosmetic shrinkage cracks. Cracks that are wider than about 1/4 inch, run sideways or in stair steps through block, have one side pushed in, or keep growing are more serious. Horizontal cracks in a block wall often mean clay pressure pushing it inward. For those, have a structural engineer look before anyone sells you a repair.
My front steps are pulling away from the house. Why, and what is the fix?
Steps pull away from the house when the soil under them settles or when they were never tied to the foundation. Many older Lincoln Park homes have heavy concrete steps sitting on fill next to the basement wall. If the steps are solid, they can sometimes be lifted and the gap sealed. If they are cracked or tilted badly, they are replaced, often with footings that reach firm soil. Steps need a building permit in many cities.
My garage floor has dropped on one side. Is that a leveling job or a foundation problem?
Usually it is a slab problem, not a foundation problem. Many detached garages here have floors that sank near the door or along one wall where water got under the slab. If the walls are straight and the floor is in one piece, it may be lifted. If the walls have moved or the sill has rotted, the garage needs more than leveling. We look at both before we suggest a fix.
My retaining wall is leaning after heavy rain. Is it going to fall?
A retaining wall that is leaning after heavy rain is being pushed by water in the soil behind it. If the lean is growing, keep people and cars back and get it checked soon. The cause is usually no drainage behind the wall or a footing that is too shallow for frost. A short wall can often be rebuilt with stone backfill and a drain. A tall one may need an engineer.
Basement wall crack: one company says $18,000 for piers, another says $1,500 to seal it. Who is right?
It depends on whether the wall is moving. HomeGuide lists minor crack repairs at $250 to $800, fixing foundation leaks at $2,000 to $12,000, and work for settling, sinking or bowed walls at $4,500 to $20,000. So $18,000 is within the range for structural work, and $1,500 is a fair price for sealing a leak. Ask an independent structural engineer to look before spending $18,000. An engineer's report costs far less than the difference.
My basement floor leaks or shows a white powder. What is that?
A white powder on a basement floor or wall is efflorescence, salts left behind when water moves through concrete and dries. It is a sign of moisture, not of damage by itself. Water often comes up through cracks or at the joint between floor and wall, especially in clay soil during wet springs. Fix the outside drainage first: gutters, downspouts and the slope of the ground. For ongoing leaks, a basement waterproofing contractor can help.
How deep is the frost here, and does it matter for my slab?
Michigan's building code requires exterior footings and foundations to go 42 inches below grade, unless the local building official allows a change for the site. That rule applies to garages, additions, porches with footings and other buildings. A driveway, walk or patio does not go to frost depth. It rests on a drained stone base and is built to move a little with the ground.
Does homeowners insurance cover a retaining wall or slab?
Sometimes, but often not. Many homeowners policies cover sudden damage, like a tree falling on a slab or a car hitting a wall. Damage from settling, frost, roots, poor drainage or wear is usually not covered. Read your policy and ask your agent before filing a claim. Your insurer, not your contractor, decides what is covered.
To get a price for your own property, book a free on-site estimate. Call (313) 889-7953, or text a photo of the concrete to that number.